NZ Bond Refund: Process, Timing and What to Do if Disputed

The short version: since 29 June 2026, landlords request bond refunds through Bond Hub or connected property management software. Tenants receive a notification and have 12 working days to respond. If every tenant agrees to a Bond Hub request, Tenancy Services says the refund is paid the following day. For a completed refund application, its published processing time is up to 10 working days. If someone disagrees, no payment is made through that request and the parties need to resolve the disagreement or use the Tenancy Tribunal process.

This guide explains the current online process for tenants and landlords, the processing times Tenancy Services publishes, and the evidence that can help if you disagree about deductions. Paper bond refund forms are no longer accepted for ordinary transactions. This is general information, not legal advice; check the linked Tenancy Services guidance for your situation.

Before you submit a refund request

1. Check the bond number and tenancy details against the official bond record.
2. Agree the proposed split with every tenant where possible, and separate any disputed amount according to the current Bond Hub prompts.
3. For a proposed deduction, gather the tenancy agreement, move-in and move-out reports, dated photos, rent ledger, invoices and relevant messages.
4. Submit through the supported route, keep the confirmation, and check that each tenant receives and responds to the request.
5. If a tenant disagrees, use the discussion, new request or Tribunal path described below. The system does not decide the dispute.

Tenants can check their own bond details through the official Tenancy Services bond service. For a refund, follow the tenant instructions in the official refund guide, or use RentManager’s tenant bond refund pack to prepare records for the process.

How Does Bond Work in NZ?

In NZ, bond is held by Tenancy Services, part of the Ministry of Business, Innovation and Employment (MBIE), not by the landlord. A general bond is usually refunded at the end of the tenancy. The landlord submits a refund request through Bond Hub or integrated property management software, and the tenants respond to the request.

This arrangement protects tenants from landlords absconding with bond money, but it also creates a formal process both parties must follow.

What Happens to Bond at the End of a Tenancy?

From 29 June 2026, landlords must use Bond Hub or connected property management software for ordinary bond refund requests. Paper forms are no longer accepted for these transactions. The process is:

1. The landlord submits the request in Bond Hub or connected software, including the proposed split and any amount claimed or placed on hold.
2. Each tenant is notified and has 12 working days to agree or disagree with a Bond Hub request. Tenancy Services says that if all tenants agree, the refund is paid the following day.
3. If a tenant disagrees, the request is cancelled and no payment is made through it. The landlord and tenant need to discuss the proposed split and submit a new request if they reach agreement. If they cannot agree, either party can apply to the Tenancy Tribunal.

How Long Does a Bond Refund Take?

Tenancy Services publishes two timing points. A complete and correct bond refund application can take up to 10 working days to process. For a landlord's Bond Hub request, once all tenants agree, Tenancy Services says payment is made the following day. The timing therefore depends on the route and whether the application is complete and every tenant responds.

Tenants should check their email, including spam, for the notification and contact their landlord if they are expecting a request but have not received one. Tenancy Services can help tenants submit an application if the landlord has not completed the process.

What Can a Landlord Claim Bond For?

Bond can be used to cover:

• Unpaid rent at the end of the tenancy
• Damage to the property beyond fair wear and tear
• Cleaning costs where the property is left in a worse condition than required, taking fair wear and tear into account
• Other costs recoverable under the tenancy agreement or the RTA

Whether a deduction is justified depends on the facts and the tenancy agreement. Normal wear from reasonable use is different from damage. A move-in condition record and dated photographs can help show the property's condition at the start and end, but they do not guarantee that a claim will succeed.

Why Is the Tenancy Condition Report So Important?

A move-in condition report, ideally with dated photographs and tenant comments, can help distinguish pre-existing issues from changes during the tenancy. Keep the move-out inspection and relevant repair or cleaning records as well. Evidence is considered in context; no single document decides every dispute.

The move-out inspection, conducted with the tenant if possible, then creates a comparison point. Document everything with photos on the day the tenant leaves.

What Happens When Bond Is Disputed?

If the landlord and tenant cannot agree, either can apply to the Tenancy Tribunal. Tenancy Services says that if the tenant applies and the landlord wants any of the bond money, the landlord must also apply. The Tribunal considers the application and evidence and decides how the bond should be paid. Check the current Tribunal guidance for application steps and fees.

Useful records may include the tenancy agreement, move-in and move-out condition reports, dated photographs, rent records, invoices, and messages about the issue. Keep the evidence relevant, dated, and easy to follow.

What If a Property Manager Handles Your Bond?

If you use a property manager, ask which system they use to submit the refund and how tenants will be notified. Tenancy Services says some integrated property management software supports bond refunds; availability varies by provider. Tenants can check their bond and contact details through Tenancy Services' online services.

RentManager supports bond workflows for landlords and property managers, including integrated bond transactions. Check the current Tenancy Services information about connected software and confirm the refund workflow available in your account before relying on it.

Is a Change of Tenant the Same as a Bond Refund?

A change of tenant is different from a refund. If the tenancy continues while someone leaves or a new tenant joins, the landlord and tenants may need to vary the tenancy agreement and update the bond record. Tenancy Services supports change-of-tenant transactions through Bond Hub or connected software. Agree in writing how the departing tenant's share will be handled before submitting a change.

Key Dates to Track

• Refund request submitted: tenants generally have 12 working days to respond to a Bond Hub request
• All tenants agree in Bond Hub: Tenancy Services says payment is made the following day
• Completed and correct application: allow up to 10 working days for processing

For current steps, exceptions, and help with a specific refund, use the official Tenancy Services bond refund guide. Landlords who want bond details alongside tenancy records can compare RentManager bond lodgement.